Records exist to be broken, but the Six Senses Residences Dubai Marina is about to claim a record that has stood since 2010: the world’s tallest residential building. At 122 storeys and 517 metres, Select Group and Six Senses are not building a skyscraper — they are building a vertical wellness city above Dubai Marina, with 251 ultra-luxury residences, more than 61,250 sq ft of amenity space spread across four dedicated wellness levels, and an infinity pool on the 109th floor that — when you think about it — is probably the most audacious piece of real estate architecture in the world right now.
Starting at AED 5,800,000 for a two-bedroom residence and delivering in Q3 2028, this is a project that splits opinion cleanly: either you see the Six Senses wellness brand, the height record, and the Select Group pedigree and understand immediately why buyers moved — or you wonder whether the premium is justified for a tower still under construction. This article resolves that question by looking at who buys, what they are actually getting, and — critically — who the resale audience is when Q3 2028 arrives. Start with the full context of Dubai Marina off-plan investment and upcoming projects in 2025 to calibrate where Six Senses sits in the wider market.
Project Snapshot: Six Senses Residences Dubai Marina
| Detail | Specification |
| Developer | Select Group (est. 2002, Dubai) |
| Brand Partner | Six Senses Hotels Resorts Spas (IHG group) |
| Architect of Record | WSP Parsons Brinckerhoff; Design: Aedas Ltd; Consultant: Woods Bagot UAE |
| Interior Design | Mitchell & Eades |
| Construction Contractor | Arabian Construction Company (ACC) |
| Location | Dubai Marina, Dubai (formerly Pentominium plot) |
| Tower Height / Floors | 517 metres / 122 floors — world’s tallest residential tower on completion |
| Total Residences | 251 residences |
| Unit Types | 2BR, 3BR, 4BR Deluxe Residences; 4BR Half-Floor Penthouses; 4BR Duplex Sky Mansions; 5BR Triplex Sky Mansions |
| Size Range | 2,000 sq ft (2BR) to 14,102 sq ft (5BR Triplex Sky Mansion) |
| Starting Price | AED 5,800,000 (2-bedroom from ~AED 5.8M; 3BR from ~AED 8.5M+) |
| Views | Palm Jumeirah, Dubai Harbour, Arabian Sea, Emirates Golf Course, Ain Dubai, Dubai Marina, Bluewaters |
| Wellness Amenity Area | 61,250 sq ft across 4 dedicated levels |
| Payment Plan | 40/60 — 40% during construction, 60% on handover | 20% down payment |
| Handover | Q3 2028 (target: July 2028) |
| Sustainability Target | LEED Silver certification target |
| Golden Visa Eligibility | Yes — all units above AED 2M qualify for the UAE 10-year Golden Visa |
| Brand Perks for Owners | 20% discount at all Six Senses properties worldwide + 2 years IHG Diamond Status |
| DLD Registration Fee | 4% payable separately at SPA signing |
Prices and availability are indicative. 2BR units on the secondary market list from AED 2.6M to AED 119.9M, depending on floor and type (Bayut, Q1 2025). Developer launch pricing from AED 5.8M. Confirm current availability and pricing with the authorised sales team.
Select Group: 20+ Million Sq Ft — The Developer Behind the Record
Select Group, founded in 2002 by Rahail Amlani, is one of Dubai’s most prolific premium residential developers — and one of the few to have built, delivered, and repeated at scale without a single major delivery failure. Their portfolio spans over 20 million square feet of award-winning residential, commercial, hospitality, and retail developments, with more than 7,000 homes delivered across the UAE, UK, and Europe. In Dubai Marina alone, Select Group has delivered multiple landmark towers — including Marina Gate I and II, and Studio One — all of which achieved strong capital appreciation and sustained rental demand post-handover.
The fact that Select Group acquired the former Pentominium tower plot at Emirates Auction for $100 million in December 2023 — outbidding 45 other parties — and immediately brought in Six Senses, ACC, Aedas, and Woods Bagot tells you everything about their conviction and financial depth. Construction commenced in November 2024 with Arabian Construction Company — one of the region’s most credible contractors — on site. This is not a speculative paper project: it is an active construction site with a developer who has never failed to deliver. For investors who want to understand the full context of what to look for before buying off-plan property in Dubai, Select Group’s track record stands as one of the strongest cases for developer confidence in the market.
Why Six Senses? The Brand Premium That Changes Everything
There are branded residences in Dubai. Then there is Six Senses — a hospitality brand that occupies a genuinely singular position in the global wellness industry. While Marriott, Accor, and Hilton offer branded residential products that primarily deliver a hotel name and a concierge desk, Six Senses delivers something qualitatively different: a scientifically grounded, holistic wellness philosophy that touches every surface of the building, every feature of the bedroom design, every amenity in the 61,250 sq ft wellness sanctuary, and even the air quality, light temperature, and circadian rhythm architecture of your home.
The Sleep With Six Senses bedroom concept — featuring biophilic design, circadian-tuned lighting, aromatherapy, cooling sleep technologies, and curated sound environments — is not an option you add on at fit-out. It is built into the DNA of every unit. The wellness wardrobe — stocked with home fitness equipment, biohacking tools, and mood-enhancing sensory art — comes standard. Classical feng shui principles govern space planning and orientation. And for owners, 20% off the best available rate at every Six Senses property worldwide means the brand investment compounds as a lifestyle benefit across their global travels.
Globally, research from Savills and Knight Frank consistently shows that branded residences achieve a 25–35% price premium over comparable non-branded stock in the same location — and that the premium is self-reinforcing at resale, because the tenant and buyer audience for a Six Senses address is structurally different from the audience for a standard Dubai Marina tower. This is the core of the investment thesis. Read more about the top off-plan projects in Dubai delivering branded-residence premiums in 2025.
Residences, Sizes & Pricing: What Each Tier Delivers
| Residence Type | Size Range (sq ft) | Starting Price (AED) | Key Feature | Est. Annual Rent* (AED) |
| 2-Bedroom Residence | 2,000 – 2,300 | 5,800,000 | Marina / Sea views | ~250,000–320,000 |
| 3-Bedroom Residence | ~3,100 – 3,800 | ~8,500,000+ | Palm / Arabian Gulf views | ~350,000–450,000 |
| 4-Bedroom Residence | ~4,500 – 6,000 | ~14,000,000+ | Half-floor panoramic views | ~500,000–700,000 |
| 4BR Half-Floor Penthouse | ~5,500 – 7,000 | ~22,000,000+ | 360° tower-top views | ~800,000–1,200,000 |
| 4BR Duplex Sky Mansion | ~8,000 – 10,000 | ~35,000,000+ | Private duplex floors | On request |
| 5BR Triplex Sky Mansion | Up to 14,102 | ~55,000,000+ | 3-floor private sky villa | On request |
*Estimated annual rents are indicative based on Dubai Marina market benchmarks for comparable branded premium units (Q4 2024 – Q1 2025). 3BR apartments in Dubai Marina command AED 125,000–420,000 p.a., depending on floor, view, and specification. Premium Six Senses branding is expected to command a rent premium of 15–25% over standard Marina stock.
The 40/60 Payment Plan: Structuring Your Commitment to Q3 2028
Six Senses Residences Dubai Marina operates on a 40/60 construction-linked payment plan with a 20% down payment on booking. This is the industry-standard structure for ultra-luxury Dubai Marina off-plan, and at this price point, it means careful financial planning for the 60% balance due at Q3 2028 handover.
| Milestone | Payment % | On an AED 5.8M Unit (AED) |
| On Booking (down payment) | 20% | 1,160,000 |
| On SPA Signing (DLD payable here) | 4% DLD (separate) | 232,000 (DLD fee) |
| During Construction (milestone-linked) | 20% | 1,160,000 |
| On Handover (Q3 2028) | 60% | 3,480,000 |
| TOTAL (excl. DLD) | 100% | 5,800,000 |
DLD fee of 4% is payable at SPA signing and is separate from the purchase price. For an AED 5.8M unit, this amounts to AED 232,000 in addition to the 20% booking amount. Mortgage pre-approval for the handover balance should be initiated no less than 90 days before Q3 2028.
The 60% handover payment on an AED 5.8M entry unit equals AED 3.48 million — the most significant cash flow moment in the purchase cycle. Buyers relying on UAE mortgage financing should note that properties above AED 5 million carry a 30% minimum deposit requirement for expat buyers under UAE Central Bank guidelines, which aligns with the 40% already paid during the construction phase. Ensure your mortgage pre-approval is structured to cover the net balance at handover. Understand more about how to structure your acquisition in our full guide to payment plans for off-plan properties in Dubai.
The Wellness Amenity Stack: 61,250 Sq Ft Across Four Levels
This is not an amenity list — it is a curated wellness ecosystem designed by Six Senses to support every dimension of human health. Here is what 61,250 sq ft of dedicated wellness infrastructure delivers across four purpose-built levels:
| Amenity / Feature | Specification |
| 109th Floor Sky Pool | 25-metre infinity lap pool on the 109th floor — the world’s highest residential lap pool |
| Six Senses Spa | Full-service spa with signature Six Senses treatments, private treatment rooms, and relaxation lounge |
| Hydrotherapy Suite | Cold plunge pools, thermal circuit, Kneipp walkway, sensory showers — complete hydrotherapy journey |
| Cryotherapy Chamber | Whole-body cryotherapy — recovery, anti-inflammation, performance optimisation |
| Hyperbaric Oxygen Chamber | Pressurised oxygen therapy — anti-ageing, cognitive function, injury recovery |
| Crystal Sound Healing Room | Dedicated acoustically tuned room with crystal singing bowls for meditation and therapeutic sound |
| Longevity Centre | Biohacking and longevity-focused diagnostics and therapies — a Six Senses signature offering |
| State-of-the-Art Gym | Full performance training facility with dedicated strength, cardio, and functional zones |
| Yoga & Meditation Studio | Dedicated Yoga, Pilates, and meditation studio with six Senses programming |
| Juice Bar & Wellness Café | Plant-based nutrition, cold-pressed juices, wellness tonics — resident-exclusive |
| Residents’ Lounge | Curated social space for residents with Six Senses-branded touchpoints |
| Teenager Lounge & Gaming Centre | Dedicated co-studying and gaming area — the only branded tower in Marina addressing teenage residents specifically |
| Sleep With Six Senses Bedrooms | Biophilic design, feng shui layout, circadian lighting, Sleep With Six Senses amenity kit — built into every unit |
| Wellness Wardrobe | Home fitness equipment, biohacking tools, and mood-enhancing sensory art — stocked in every residence |
| à La Carte Owner Services | Private chef, in-residence spa, floral, limousine, personal shoppers, private yoga, Six Senses wellness programmes |
| 24/7 Concierge & Lifestyle Team | Dedicated residential concierge, valet, guest relations team, and residential general manager |
Amenities span four dedicated levels within the tower. Some services are à la carte and payable separately. Full amenity schedule and service charge structure to be confirmed in SPA.
Location: Dubai Marina — The Metrics Behind the Marina
Dubai Marina is one of the most traded real estate communities on earth — with more than 4,500 DLD transactions recorded in 2024 alone, and 17% year-on-year price growth sustained across four consecutive years. In 2025, Dubai Marina’s average price per sq ft for prime branded and trophy buildings sits at AED 2,800–4,000+ per sq ft, with ultra-prime penthouses exceeding AED 4,000–5,500 per sq ft. This is the market Six Senses Residences enters at handover in 2028 — and at that point, it will be entering as the most distinctive address in the entire community.
Connectivity: Six Senses Residences Dubai Marina
| Destination | Approx. Travel Time / Distance |
| Dubai Marina Walk, Marina Mall | 5 minutes on foot |
| Dubai Harbour & Beachfront | 5 minutes by car |
| JBR The Beach / Bluewaters Island | 8 minutes by car |
| Palm Jumeirah | 10 minutes by car |
| Mall of the Emirates | 10 minutes by car |
| Emirates Golf Club | 5 minutes by car |
| Dubai Metro (DMCC / JLT stations) | 5–8 minutes by car/tram connection |
| Dubai Media City / Internet City | 10 minutes by car |
| Downtown Dubai / Dubai Mall | 20 minutes by car |
| Dubai International Airport (DXB) | 30 minutes by car |
| Al Maktoum International Airport | 20 minutes by car |
| Dubai Water Taxi (Canal stop) | Walking distance from the tower |
Travel times are estimated under normal traffic. Dubai Tram connection links Dubai Marina to JBR, Dubai Media City, and the Red Line Metro interchange.
For a full context on why Dubai Marina consistently ranks as one of Dubai’s most liquid and resilient investment communities, explore the top locations for off-plan property investment in Dubai. The area’s 85%+ occupancy rates, multi-modal connectivity, and global brand recognition make it a structural bedrock for any ultra-luxury asset — particularly one that occupies a height record.
The Branded Residence Premium: Does the Six Senses Name Pay?
| Metric | Dubai Marina (Standard) | Six Senses / Branded Premium |
| Price per sq ft (launch) | AED 2,000 – 2,300 avg | AED 2,900 – 3,500+ at launch |
| Branded premium (global data) | — | 25–35% above standard stock |
| Estimated annual rent (3BR) | AED 240,000 – 350,000 | AED 350,000 – 450,000+ |
| Gross rental yield (branded) | 5.0 – 6.5% | 6 – 7%+ (projected) |
| Short-term rental premium | Standard Airbnb rates | 30–50% above standard stock |
| Capital appreciation (prime Marina, 2025) | 6 – 10% per annum | 8 – 15%+ expected at handover |
| Resale time on market | 35–60 days avg | Shorter — smaller, qualified pool |
Branded residence premium data sourced from Knight Frank, Savills, and Dubai Land Department benchmarks. Individual unit performance varies. Short-term rental premium assumes licensed holiday home operation.
The branded premium is not speculative — it is documented and recurring. In Dubai Marina specifically, branded buildings, including Jumeirah Living Marina Gate and Cavalli Tower, consistently transact and rent at 20–40% above the community average. Six Senses — as a purpose-built wellness brand rather than a repositioned hotel chain — is expected to command a premium at the upper end of this range at handover in 2028. For buyers who want to understand how branded residences fit into a wider portfolio strategy, read about the hottest off-plan developments in Dubai for 2025 and beyond.
Who Should Buy Six Senses Residences Dubai Marina?
The Wellness-Driven HNWI End-User
If your answer to the question “where do you want to live in Dubai?” includes anything related to biohacking, sleep optimisation, longevity, or intentional wellness, Six Senses Residences is the only address in the city that was purpose-designed around your answer. Cryotherapy chambers, hyperbaric oxygen, a sound healing room, a 109th-floor lap pool, and Sleep With Six Senses bedrooms in every unit are not amenities bolted onto a conventional tower — they are the architectural thesis of the building. For the growing cohort of health-conscious, globally mobile HNWI buyers who currently split time between Six Senses Soneva Fushi, Maldives, and their Mayfair flat, a Six Senses apartment in Dubai Marina is the logical addition — an urban wellness base that continues their lifestyle without compromise.
The Capital-Growth Portfolio Investor
Few investment theses in Dubai are as structurally clean as this one: buy into the world’s tallest residential tower at launch pricing, hold to handover, and sell into a post-completion market where the height record and brand are facts, not promises. Dubai Marina prime towers have delivered 6–10% annual capital appreciation in 2024–25, with branded buildings consistently at the top of that range. At launch price per sq ft of AED 2,900–3,500+, buyers who entered before construction was underway are already holding unrealised gains relative to comparable branded stock. Buyers entering now at secondary market pricing should model a 15–25% capital appreciation scenario to Q3 2028 handover — a realistic range given Marina’s trajectory and the Six Senses premium.
The UAE Golden Visa Qualifier (Global Residency Play)
Every unit at Six Senses Residences Dubai Marina qualifies for the UAE 10-year Golden Visa, as all are priced above the AED 2 million threshold. For buyers from the UK, Europe, South Asia, or the GCC who want a permanent, long-term UAE base with world-class educational access, tax-free income, and the ability to sponsor family members — a Six Senses address is a credentialed global residency play dressed as a luxury property purchase. The two years of IHG Diamond Status that come with every purchase add a further layer of global hospitality access that non-resident investors particularly value. Explore how off-plan investment in Dubai works as a Golden Visa strategy.
The Branded Short-Term Rental Investor
Dubai Marina’s proximity to Palm Jumeirah, JBR, Dubai Harbour, and Ain Dubai makes it one of Dubai’s most sought-after destinations for high-end short-term rentals — particularly for GCC visitors, European tourists, and business travellers who spend a week or more in the city and want a serviced apartment experience rather than a hotel room. A Six Senses-branded unit with in-residence wellness services — spa treatments, private chef, wellness programmes — commands 30–50% above standard Airbnb rates for comparable Dubai Marina stock. Operated under a DTCM-licensed holiday home structure, these units can push gross yields toward 8–10% for shorter stays in peak season, making them unusually productive assets relative to the long-term lease alternative. Read more about the full range of off-plan property types and strategies in Dubai.
The Resale Audience: Who Buys Six Senses from You in 2028?
A well-considered resale thesis is what separates a smart luxury purchase from an emotional one. Here is who will be competing to buy a Six Senses Marina apartment at and after handover in Q3 2028:
| Resale Buyer Profile | Why They Pay a Premium at Handover |
| Wellness-Lifestyle Migrants (Europe, UK, ANZ) | A fast-growing buyer cohort: 40–55-year-old health-conscious professionals relocating from European cities who want a Dubai base that matches their wellness priorities. They will pay above market for a built, operational Six Senses building — avoiding the off-plan risk they were unwilling to take in 2024. |
| GCC Ultra-HNWIs — Secondary Home Buyers | Saudi, Kuwaiti, and Bahraini ultra-HNWIs who currently rent serviced apartments or hotel suites in Dubai Marina for 30–90 day stays will seek to own at the Six Senses address. The brand is deeply familiar and trusted in GCC markets through Six Senses Zighy Bay and similar properties. |
| Record-Seeking Trophy Asset Collectors | A consistent buyer type in Dubai’s ultra-luxury market: HNWI and UHNWI buyers who specifically seek the ‘first’ or ‘tallest’ or ‘most awarded’ address in any city they invest in. At handover, Six Senses Marina is definitely the tallest residential building in the world — a record that has long-term resale power. |
| Marina Upgraders — Premium Flight Within Dubai | Long-term Dubai Marina residents who currently own or rent in standard towers and have accumulated capital gains from the 2020–2025 appreciation cycle. They are ready to move up to a branded, wellness-first building — and Six Senses, as the most distinguished Marina address at handover, is the natural destination. |
| Commercial HNWI & Luxury Property Fund Buyers | Institutional-adjacent family office funds and luxury residential investment funds targeting Dubai exposure will favour Six Senses for its brand permanence, limited unit count (251 only), and the structural resale demand from the wellness-lifestyle cohort. A 251-unit building with a Six Senses brand is easier to exit than a 500-unit generic tower. |
The combination of a globally recognised wellness brand, a structural height record, and Dubai Marina’s enduring depth of transaction volume creates a resale audience that is broader and more financially qualified than standard Marina towers.
Honest Assessment: What Buyers Must Consider
Q3 2028 is a long hold. Construction began in November 2024, and handover targets Q3 2028 — a four-year horizon from construction commencement. With 60% of the purchase price due at handover, buyers need liquidity certainty and financing pre-arranged well in advance. For investors expecting to sell before handover, secondary market liquidity exists — but at post-launch pricing, resale profit margins depend on continued market appreciation.
Yield is not the primary thesis. Dubai Marina branded residences yield 6–7% gross — solid, but not the 8–10% gross available in JVC, Dubai Sports City, or Business Bay. Six Senses Residences is a capital appreciation and lifestyle asset first, with rental income as a meaningful but secondary benefit. If immediate gross yield maximisation is your only criterion, other Dubai communities outperform. If brand permanence, capital growth, global residency, and wellness-first living are your criteria, this is among the clearest cases in the 2025 market.
Service charges will reflect the Six Senses infrastructure. A building with 61,250 sq ft of wellness amenities, 24/7 Six Senses concierge, and à la carte services carries service charges in the AED 28–38 per sq ft per annum range for branded towers — potentially AED 55,000–120,000+ per annum depending on unit size. Model this against rental income before signing. Always request the RERA-projected service charge schedule from the developer.
Height record creates attention — and scrutiny. Building the world’s tallest residential tower attracts global media attention and buyer interest. It also attracts engineering scrutiny, construction complexity, and the possibility of timeline extensions on a project of this scale. Arabian Construction Company (ACC) is one of the GCC’s most credible contractors for supertall structures — but buyers should monitor construction progress actively and maintain conservative assumptions on handover timing.
Register Your Interest in Six Senses Residences Dubai Marina Today
The world’s tallest residential tower, developed by Select Group with Six Senses, is under active construction and delivering in Q3 2028. With only 251 residences in a building that holds a permanent height record, the supply constraint is structural and irreversible. Whether you are an end-user seeking the world’s finest wellness address in Dubai Marina, a capital-growth investor targeting a branded handover premium, or a Golden Visa buyer seeking the UAE’s most iconic residential title deed, this is the project worth moving on.
Fill in the enquiry form on prelaunch.ae today, and our team will provide you with current floor availability, pricing by level, and tailored guidance on the Six Senses Residences acquisition process.
📞 Phone: (+971) 52 341 7272
📧 Email: [email protected]
→ Submit your enquiry now at prelaunch.ae
Frequently Asked Questions
Q1: What is the starting price for Six Senses Residences Dubai Marina?
The starting price at developer launch is AED 5,800,000 for a two-bedroom residence of approximately 2,000 sq ft. Three-bedroom units start from approximately AED 8.5M, four-bedroom residences from AED 14M, and duplex and triplex Sky Mansions from AED 35M–55M+. Secondary market listings (Bayut, Q1 2025) range from AED 2.6M to AED 119.9M, reflecting floor premiums and unit type.
Q2: Who is the developer of Six Senses Residences Dubai Marina?
The project is developed by Select Group, a Dubai-based developer established in 2002 with a portfolio of over 20 million sq ft of delivered residential, commercial, and hospitality projects, including Marina Gate I and II. The brand partner is Six Senses Hotels Resorts Spas, part of the IHG group, recognised globally as the leading wellness-hospitality brand.
Q3: What is the payment plan and handover date?
The payment plan is 40/60 with a 20% down payment on booking. The remaining 20% is paid during construction milestones, and 60% is due on handover, targeted for Q3 2028 (July 2028). A 4% DLD registration fee is payable separately at SPA signing.
Q4: What makes Six Senses Residences Dubai Marina different from other branded towers?
Six Senses Residences is the world’s tallest residential building on completion (122 floors, 517m) — a height record with long-term brand permanence. Unlike hotel-branded residences that add hospitality branding to a standard tower, Six Senses integrates its holistic wellness philosophy into every unit via Sleep With Six Senses bedrooms, wellness wardrobes, biophilic design, and feng shui space planning, plus 61,250 sq ft of dedicated wellness infrastructure, including cryotherapy, hyperbaric oxygen, and a 109th-floor infinity pool.
Q5: Does Six Senses Residences qualify for the UAE Golden Visa?
Yes. All purchases above AED 2 million qualify for the UAE 10-year Golden Visa — and every unit in Six Senses Residences is priced well above this threshold. Owners also receive two years of IHG Diamond Status and a 20% discount onthe best available rates at Six Senses properties worldwide.
Q6: Is Six Senses Residences Dubai Marina a good investment for rental income?
Dubai Marina branded residences project gross yields of 6–7% for long-term rentals, with short-term rental premium of 30–50% above standard Marina stock for DTCM-licensed holiday home operation. The Six Senses brand is expected to support above-average rent per sq ft relative to standard Marina towers. However, Six Senses Residences is primarily a capital appreciation and lifestyle asset — buyers seeking the highest gross yields (8–10%+) should also explore JVC or Dubai Sports City alternatives.
